Damp and Mould Evidence for West Midlands Landlords: Current Rules and Awaab's Law Plans

Reviewed 24 September 2026: Awaab's Law and the Decent Homes Standard have not yet been brought into force for private rented homes in England. The Renters' Rights Act provides for their future extension, but the government has not confirmed the private sector start date or response timeframes. Check the implementation roadmap.

What applies to private landlords now?

Private landlords already have duties to keep rented homes safe and deal with disrepair. Damp and mould reports should be taken seriously, investigated promptly and addressed according to the risk. Do not wait for the future Awaab's Law regulations before acting on a hazard. GOV.UK guidance on damp and mould explains the health risks and the need to identify and remedy underlying causes.

The Renters' Rights Act 2025 began its first phase of tenancy reforms on 1 May 2026. The government's roadmap places the extension of Awaab's Law and the Decent Homes Standard to the private rented sector in a later phase, with timing to be confirmed. Timeframes published for social landlords should not be presented as current legal deadlines for private landlords.

A practical evidence trail for damp and mould

• Give tenants a clear way to report damp, mould or ventilation problems. Log when the report arrived and any immediate safety concerns.
• Arrange a suitable inspection promptly. Record the location, severity, photographs, relevant moisture or ventilation observations and the tenant's account. A general inventory or virtual tour alone cannot diagnose the cause.
• Agree an action plan based on the actual risk and the professional findings. Record who is responsible, what will be done and when. Escalate urgent health or safety risks immediately.
• Communicate the findings and planned work to the tenant, keep records of access attempts and contractor visits, and check that the remedy worked. Where needed, use an appropriately qualified specialist.

A mid-term inspection in Birmingham can help document property condition, while an inventory provides a dated record at check-in. These services support record keeping; neither replaces a damp survey, repair work or legal advice.

Future rules and preparation

The government intends to apply Awaab's Law and a Decent Homes Standard to privately rented homes, but the detailed scope, start date and deadlines require further regulations. Follow the official roadmap as it is updated. In the meantime, review how reports are received and escalated, keep a repair history and address known hazards.

For property condition records or retrofit planning in the West Midlands, contact Skyline.